I have a followup question - I will realize a lot of capital gain from this home in Idaho, so I think unless I purchase a new primary residence I will have to pay that capital gains tax. 

If your mother does not want to carry the note long term, there are GSE renovation loans that can be used for both purchase, rehab, and permanent financing all in one loan.

No fees, no minimums, been very happy with them.Unfortunately the note I own is still paying out to my custodian (did checkbook after note purchase) so the money does sit idle.

And we usually replaced windows/storm doors and HVAC systems within a year of purchasing older units, and this has helped as well.

The ONLY reasonable deals are:Appliances when purchased if you have a retailer that offers unlimited repairs/replacement for 5 years for 10% of price.

But unless you get a value-add property, purchasing real estate really doesn't make much sense in this environment?

So, the question is not whether to invest remotely, but where to invest.Investment TeamRegarding properties in distant cities: While books, podcasts, seminars, and websites offer general knowledge, you'll ultimately purchase a specific property in a specific location—each with its own unique conditions.

In genral they are not patient enough to delay purchasing shiny things.

I recently purchased a burnt building and I'm eager to rehab it.

@Preet Oberoi Purchasing a short-term rental (STR) or tiny home to offset W-2 income with depreciation can be effective if structured correctly.